Real Estate Investing in Bethel Island, California (94511)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94511 (Bethel Island, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.5% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 9.2% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bethel Island, CA (94511)?
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Market Analysis: 94511 Bethel Island
The 94511 ZIP covers a section of Bethel Island that demands careful diligence. Prices near $625K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94511 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 94511 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 94511 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 94511 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Bethel Island:
Property Strategy for 94511
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $401,265 | $1,990 | 3.6% | +2.5% | $401,265 |
| 2BR | $521,683 | $2,420 | 3.3% | +3.3% | $260,841 |
| 3BR | $678,726 | $3,090 | 3.3% | +4.1% | $226,242 |
Market Trends
Home Value History (with trend line)
📊 How Does 94511 Compare?
| Metric | 94511 | Bethel Island | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $624,950 | $624,950 | N/A | $761,003 |
| 5-Year CAGR | 0.2% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,178 | $2,178 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94511 (Bethel Island, CA). Anonymous, moderated, never written by AI.
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Property managers serving Contra Costa County
Manage rentals here? List your business →Advantage Property Management Services offers Pleasanton property management, including marketing, tenant screening, rent collection, maintenance, accounting, and eviction. summary from their website
Main Street Property Services is a full-service retail real estate company specializing in value-added leasing of shopping centers and downtown shopping districts. summary from their website
Maisel Property Management Inc's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $624,950 |
| Monthly Rent | $2,178 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 94511
Population: 2,144
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Investor Insight: With 1,785 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Bethel Island, CA for investors?
Investors tracking Bethel Island, CA will find a 2.0/5 rating supported by $625K median home values and $2,178/mo rents. That profile suits long-term holders targeting consistent returns.
How should investors approach Bethel Island, CA?
Most investors in Bethel Island, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Do landlords face vacancy issues in Bethel Island, CA?
Expect elevated vacancy in Bethel Island, CA. Rents at $2,178/mo are absorbed by the tenant base without meaningful lag.
How much does a house cost in Bethel Island, CA?
In Bethel Island, CA the median home value sits at $625K. Against the broader CA market, that reads as reasonable for most investors.
Can I live-in-and-rent in Bethel Island, CA?
House hacking in Bethel Island, CA is a challenging. With home values around $625K and rents at $2,178/mo, owner-occupants can offset a meaningful share of PITI.
You know 94511 now. You don’t know where it ranks.
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How 94511 ranks in San Francisco-Oakland-Berkeley, CA
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